Foley Mortgage is a direct private money lender. We originate, underwrite, fund and service loans right here in our San Jose office. At Foley Mortgage we take a common-sense approach to underwriting so you don’t have to worry about inflexible loan conditions.*

Loan amounts from $50,000 – $1,250,000

Condition issues ok

Residential loans up to 70%

Commercial loans up to 65%

Non-owner occupied

Flexible credit criteria

No limits on cash out

Ability to repay is required

Terms from 6 to 60 months

Owner occupied ok for bridge loans and business purpose

Lots, ranches, acreage & tear downs up to 50% loan-to-value

*Greater San Francisco Bay Area only

Condition Issues

These loans are ideal for contractors or investors in need of short term financing (typically 6-12 months) for a restoration project, remodel or general real estate fix-up. This type of loan can help you maximize profit when your renovation is complete and it’s time to sell or rent.

Example

This buyer/investor had a difficult time finding an affordable investment property in Palo Alto. After an exhaustive search, she finally got into contract on this fixer upper. Then as her financing contingency was about to expire, the lender pulled the plug and denied her loan due to poor condition. Panic set in: there were back-up offers and she was about to lose her deposit.

Solution

Solution: Foley Mortgage submitted loan documents to title in four days, fulfilling her dream of owning an investment property in Palo Alto. She now has a year to fix up the property and qualify for a conventional loan.

Term: 12 months
Loan Amount: $350,000
LTV: 28%

Properties Held in Estate Trusts or Probate

Banks and conventional lenders often won’t lend to heirs, executors or successor trustees. This limits the executor’s ability to pay taxes, buy out heirs or get a loan to fix up the property. Foley Mortgage has no such limitation and is glad to lend to inherited estates or properties in probate.

Example

A successor trustee (son) wanted to keep the San Jose family home after his mother died, but his siblings wanted to sell. He hoped to get a loan against the property to buy out his siblings, but banks and conventional lenders won’t lend to successor trustees because they are not seen as individuals. The son’s attorney and CPA advised them that the loan had to be made to the estate trust.

Solution

Solution: A hard money loan made to the estate trust. The money was used to buy out the three remaining heirs.

Term: 5 years
Loan Amount: $345,000
LTV: 65%

Commercial, Multi-Family and Mixed-Use Properties

Busy real estate investors are weary of the lengthy application and documentation processes that banks require for commercial real estate financing. At Foley Mortgage, underwriting takes a simpler approach: is there sufficient equity (up to 65% LTV) and how will the payments be made?

Example

After their father passed away, the heirs of this Oakland apartment building had to pay property taxes and complete deferred maintenance. Some of the heirs weren’t ready to sell just yet. The property was in probate and after court approval, Foley Mortgage came through with a half million dollar loan to the estate.

Solution

Solution: a hard money loan to the estate. The heirs used the funds to pay bills and improve the property.
Term: 2 Years
Loan Amount: $500,000
LTV: 25%

Bridge Loans (Swing Loans)

A bridge loan is temporary financing (typically 6-18 months) used to complete a real estate purchase until a conventional home loan or SBA financing comes through.

Business Purpose Loans

Are you starting a business or do you need a cash infusion for an existing one? If you’re unable to meet the strict underwriting criteria required by your conventional lender, give us a call. Foley Mortgage has been helping small businesses realize their full potential since 1957.

Lots, Ranches, Acreage and Tear-Downs

At Foley Mortgage we can loan on vacant lots, unimproved acreage and tear-downs. The maximum loan-to-value is 50% and the borrower must document that they have the ability to re-pay.

1031 Exchange Completion Loan

The short timeline of a 1031 exchange can instill fear in the heart of even the most seasoned real estate investor. This type of loan is helpful if a deadline is looming and quick financing is needed.

What is Hard Money?

Real Estate Loans for Estates, Trusts & Probate

What People Say about Foley Mortgage

E.F. Foley & Co., Inc. has been arranging private money loans since 1957.
We are proud of our reputation of honesty and integrity. E. F. Foley & Co., Inc.
(now doing business as Foley Mortgage) has a proven track record.
Read what some of our clients have to say.

“We have been using E.F. Foley for more than 3 investment properties. They are very reasonable, reliable and considerate. Pam, Michael and their staff are all very friendly and honest. They send an expert out to look at the property and will also give some very useful suggestions. Their interest rate is very reasonable as a hard money lender. We have had many deals from them in these two years and will definitely continue to use them. If you have difficulty getting loan money from a regular lender and have some good deals you would like to close in a short time, choose E.F. Foley. They are the best!!!”

Vienna L.Daly City, CA

“I used E. F. Foley for an investor loan three times in the last five years. Cheryl Mehe’ula was very helpful in processing my loans. She was always available to discuss options and help me analyze my needs. E. F. Foley has been quite helpful in helping me implement my investment plan.”

Veronica S.Capitola, CA

E. F. Foley & Co. was founded in 1957 by Eugene F. Foley and became incorporated in 1980. In 1993, Eugene sold the Corporation to his son and daughter-in-law who continue to operate the business today. In 2015, E. F. Foley & Co., Inc. began doing business as Foley Mortgage Group. Real Estate Broker, California Bureau of Real Estate #00824971, NMLS #240664, Pam: BRE #00949609, NMLS #350289, Cheryl: BRE #01188224, NMLS #296565. We are an Equal Housing Opportunity Lender.

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What We Do

Foley Mortgage provides mortgage financing for all types of borrowers and situations, including refinances, purchases, FHA / VA. Additionally we offer hard money loans for investor flips, trusts held in probate, rehab projects, small commercial and mixed use properties. We have been arranging loans since 1957 throughout the San Francisco Bay Area.